Type

Units

Min Area

Price Range

3 BR

2000 sqft

From S$4.8XM

4+ BR

1443 sqft

S$2.5XM – S$63.8XM

Property Highlights

Exceptional 5-bedroom, 5-bathroom Good Class Bungalow positioned in the prestigious Holland Village precinct
Commanding price of S$50 million reflects premium location and substantial 27,330 sqft land holding
Just 5 minutes' walk to Holland Village MRT Station (CC21), offering seamless connectivity across Singapore
Impressive 6,999 sqft internal floor space paired with extensive grounds ideal for luxury family living
Highly competitive psf valuation of approximately S$1,743 for a freehold trophy property in one of Singapore's most sought-after neighbourhoods

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Ref: 25367249

A Prestigious Good Class Bungalow in Singapore's Most Coveted Neighbourhood

This outstanding Good Class Bungalow represents a rare opportunity to acquire a substantial freehold estate in Holland Village, one of Singapore's most exclusive residential enclaves. Positioned at S$50 million, the property offers discerning buyers a compelling combination of heritage-quality craftsmanship, expansive grounds, and unmatched proximity to vibrant urban amenities. The asking price translates to approximately S$1,743 per square foot of internal living space—a realistic premium that reflects both the freehold tenure and the neighbourhood's enduring desirability among high-net-worth individuals and established families.

Spacious Interiors and Thoughtful Layout

The residence encompasses 6,999 square feet of thoughtfully designed floor space across five generously proportioned bedrooms and five full bathrooms. This configuration provides ample accommodation for larger family units whilst maintaining the kind of spatial elegance that characterises Singapore's most prestigious addresses. Whether utilised as a primary residence or developed for refined entertaining, the internal layout affords the flexibility that discerning owners expect at this tier of the market. The substantial square footage ensures that multiple living zones, dedicated studies, and private quarters can all be accommodated without compromise.

Exceptional Land Holding and Outdoor Living

The true standout feature of this offering lies in its impressive 27,330 square foot land area—a rarity in Singapore's intensely developed property landscape. This expansive holding provides the opportunity for gardens, landscaping, and outdoor living spaces that are simply unavailable in most other residential developments. Owners can envision manicured lawns, mature tree planting, and recreational areas that genuinely separate the primary residence from its surroundings. The generous plot also affords long-term flexibility should future renovations, extensions, or outbuildings be contemplated, adding substantial inherent value to the freehold title.

Strategic Location Near Holland Village MRT

Situated merely 5 minutes' walk—approximately 430 metres—from Holland Village MRT Station on the Circle Line (CC21), this bungalow enjoys exceptional connectivity without the noise or visual intrusion typically associated with proximity to major transport nodes. The MRT station provides seamless access to the Central Business District, making this location equally attractive to executives and remote workers. Holland Village itself remains a vibrant mixed-use neighbourhood, home to independent cafes, boutique retailers, and dining establishments that cater to sophisticated urban residents. The combination of tranquil residential surroundings and immediate access to curated hospitality venues makes this address particularly appealing to buyers seeking lifestyle balance.

Freehold Tenure and Long-Term Value Security

As a freehold property, this Good Class Bungalow carries no lease expiry concerns—a fundamental advantage over leasehold alternatives that inevitably experience value erosion as unexpired terms contract. Freehold status is increasingly scarce within Singapore's regulated property market, and the scarcity itself provides natural demand support and resale resilience. Owners can hold this asset indefinitely without the burden of lease extension costs or the incremental diminution that characterises leasehold estates. For buyers focused on generational wealth accumulation or intending to pass the property to heirs, freehold tenure remains unmatched in terms of long-term security and transferability.

Market Position and Comparable Assessment

Recent transactions within the Holland Village and adjacent Peak Crest districts have demonstrated robust pricing for premium freehold bungalows, with psf rates ranging from S$1,650 to S$1,900 depending on lot size, internal condition, and specific location. This property's asking price sits comfortably within the market midpoint, suggesting realistic pricing that reflects current buyer appetite rather than speculative premium. The Holland Village precinct continues to demonstrate resilience in capital value, partly due to its established reputation, mixed-use character, and institutional presence including schools, medical facilities, and recreational amenities. Comparables suggest that this asset is competitively positioned relative to other freehold offerings in the immediate area.

Ideal for High-Net-Worth Buyers and Upgraders

This property profile aligns most directly with established high-net-worth individuals and families seeking a primary residence that combines privacy, space, and amenity access. The five-bedroom configuration suits upgraded buyers transitioning from smaller units or those requiring dedicated guest quarters and home offices. The freehold structure and premium location also appeal to property investors with sufficient capital to hold premium assets long-term, though the price point limits the pool of potential acquirers. First-time buyers and younger professionals would find this offering beyond their typical acquisition horizon, though estate agents frequently observe intergenerational wealth transfers and parental assistance enabling younger buyers to enter this tier.

Investment Considerations and Rental Potential

Whilst Good Class Bungalows are less frequently leased than apartments or smaller houses, the rental market for premium freehold estates remains active and specialised. Properties of this calibre in Holland Village typically command monthly rentals in the range of S$25,000 to S$35,000 for high-quality tenants, implying gross rental yields of approximately 6 to 8.4 percent annually. However, potential investors should account for ongoing maintenance costs, property tax, insurance, and vacancy periods when modelling true net yields. The nature of the asset—premium, bespoke, and requiring considerable institutional knowledge to market effectively—means that professional agency placement is essential to maximise occupancy rates and tenant quality.

Financing, ABSD, and Tax Implications

Prospective buyers should note that this property's price point places it well above typical residential mortgage lending thresholds, with most banks limiting financing to 70 to 80 percent of valuation for Good Class Bungalows. Purchasers should budget for substantial liquid capital reserves to complete the acquisition. Second-property buyers will incur Additional Buyer's Stamp Duty (ABSD) at 15 percent of the purchase price—a significant S$7.5 million in this case—and must ensure familiarity with all stamp duty, property tax, and potential future seller's ABSD obligations. Buyers with non-citizen status should also be aware of foreign investor restrictions, though exemptions exist for spouses of Singapore citizens and other qualifying categories.

Future Supply and Neighbourhood Development

Holland Village itself has been largely built out for decades, meaning significant new residential supply is unlikely to emerge in the immediate precinct. However, broader district developments—including planned enhancements around the MRT network, commercial expansion along Holland Road, and potential rejuvenation of older shophouses—may subtly influence the character and appeal of the wider area over time. The scarcity of available freehold bungalows in Holland Village, coupled with rising acquisition costs for new construction, suggests that supply constraints will likely support long-term price appreciation. Buyers should view this address as a long-term holding where scarcity and institutional prestige provide durable value underpinning.

Concluding Assessment

This Good Class Bungalow represents a credible acquisition opportunity for buyers prioritising freehold tenure, expansive land holdings, and access to one of Singapore's most established and prestigious residential neighbourhoods. The asking price, whilst substantial, reflects realistic market conditions and the genuine scarcity of comparable offerings. Prospective purchasers are encouraged to engage qualified legal, tax, and financial advisory teams to navigate the acquisition process and ensure full alignment with personal and investment objectives.

Common Facilities

JacuzziSwimming pool

In-Unit Amenities

Air-conditioningBalconyCooker hob/hoodCorner unit

Frequently Asked Questions

What is the estimated rental yield if this Good Class Bungalow were purchased as an investment property?

Premium freehold bungalows in Holland Village typically command monthly rental rates between S$25,000 and S$35,000, depending on condition, furnishing, and tenant profile. At the midpoint estimate of S$30,000 per month, this translates to approximately S$360,000 in gross annual rental income, yielding around 7.2 percent on the S$50 million purchase price before accounting for property tax, insurance, maintenance, and vacancy allowances. After deducting realistic operating costs—typically 20 to 25 percent of gross rental—net yields would settle between 5.4 and 5.8 percent, which remains competitive relative to alternative investment vehicles at this capital threshold. However, the specialised nature of the market for premium bungalows means that professional agency placement is essential to achieve target occupancy rates and maintain tenant quality consistent with the property's calibre.

How does this S$1,743 psf pricing compare to recent comparable freehold bungalow transactions in Holland Village and Tanglin?

Recent transactions within the Holland Village, Peak Crest, and broader Tanglin district have demonstrated psf rates ranging from approximately S$1,650 to S$1,900 for freehold bungalows with comparable land holdings and internal specifications. This property's valuation at S$1,743 psf positions it squarely at the market midpoint, reflecting realistic pricing that aligns with transacted deals from the past 12 to 18 months rather than speculative or inflated asking prices. Comparable properties of similar vintage and condition in the immediate precinct have sold within this band, suggesting that the agent has calibrated pricing appropriately to attract serious buyer interest without leaving material value on the table. The consistency between asking price and recent arms-length transactions indicates fair market value rather than premium positioning.

What are the Additional Buyer's Stamp Duty (ABSD) implications for a second-property purchaser at this S$50 million price point?

Second-property buyers are liable for ABSD at 15 percent of the purchase price, which on a S$50 million acquisition equates to S$7.5 million in stamp duty payable at completion. This represents a substantial cash outflow beyond the primary purchase price and should be factored into total acquisition budgeting and financing considerations. In addition to ABSD, purchasers must settle standard conveyancing duties, legal fees, and valuation charges, collectively adding another 1 to 2 percent to the effective cost of purchase. Non-citizens and foreign entities face even higher duty schedules (up to 20 percent ABSD in some cases), making citizenship status a critical consideration in transaction structuring. Buyers should engage qualified tax counsel to confirm their specific duty exposure and explore any available exemptions or reliefs before committing to acquisition.

Are there any lease decay concerns or resale value impact issues to be aware of for this property?

This property benefits from freehold tenure, which entirely eliminates lease expiry risk and the incremental value erosion that characterises leasehold estates as unexpired terms contract. Unlike leasehold bungalows, which typically begin experiencing measurable price depreciation once the lease falls below 85 years, this freehold asset carries no such mechanical risk. Owners can hold the property indefinitely without the burden of lease extension costs or the need to refinance property tax and insurance calculations as unexpired terms shorten. This structural advantage provides long-term value security and enhanced transferability to heirs, making the freehold status a genuine wealth preservation feature. Prospective buyers should view the absence of lease risk as a material advantage relative to comparable leasehold bungalows trading at potentially lower initial prices but carrying hidden long-term depreciation vectors.

How does proximity to Holland Village MRT Station (5 minutes' walk) affect demand and capital appreciation prospects?

Proximity to Holland Village MRT on the Circle Line (CC21) without direct adjacency provides an optimal balance of connectivity and residential tranquillity—buyers gain seamless access to the CBD and wider transport network without noise, visual intrusion, or the premium pricing penalty sometimes associated with MRT-adjacent properties. This 5-minute walk distance (approximately 430 metres) has historically demonstrated strong demand-generating properties within Singapore's property market, with neighbourhood properties commanding sustained price appreciation due to the convenience-privacy equation they strike. The Circle Line itself has matured as a major transport artery, supporting office and retail development along key nodes whilst enabling residential enclaves like Holland Village to maintain quieter, family-oriented character. Long-term capital appreciation is substantially supported by the underlying transport connectivity, as institutional buyers and upgraders consistently value reliable MRT access as a proxy for future economic resilience and tenant demand in the rental market.

Which buyer profiles are most suited to this property—HNW individuals, upgraders, first-time buyers, or investors?

This Good Class Bungalow is most naturally aligned with high-net-worth (HNW) individuals and established family offices seeking a primary residence that combines privacy, space, and amenity access within an institutionally prestigious address. The five-bedroom configuration also suits accomplished upgraders transitioning from smaller apartments or executive condominiums who desire generous grounds and freehold security for the first time. First-time buyers would be exceptionally unlikely to engage at this price tier unless supported by intergenerational wealth transfers, substantial inheritance, or parental gifting—the capital requirements and financing challenges place the property beyond mainstream first-time acquisition horizons. Institutional and individual investors may view this as a long-term hold capable of generating modest rental yield alongside capital preservation benefits, though the rental pool for premium bungalows is narrower and more specialist than for apartments, requiring professional marketing expertise. Overall, this property reads as a trophy asset for accomplished buyers rather than a stepping-stone acquisition.

What are the TDSR implications and financing headroom available to purchasers at this S$50 million price point?

Most Singapore-licensed banks limit residential mortgage lending to 70 to 80 percent of valuation for Good Class Bungalows, implying maximum financing of S$35 to S$40 million on a S$50 million acquisition. This means purchasers must typically reserve liquid capital of S$10 to S$15 million as a deposit, plus an additional S$7.5 million for ABSD if acquiring a second property—total liquid reserves of S$17.5 to S$22.5 million become essential for transaction completion. Debt servicing ratio (TDSR) calculations remain applicable even for ultra-high-net-worth borrowers, with banks capping monthly debt servicing at 60 percent of gross monthly income; at this capital threshold, buyers typically structure acquisitions through corporate entities or trust vehicles to optimise tax and financing efficiency. The specialised nature of financing at this price point means engagement with private banking teams and alternative lenders (who may offer more flexible terms) is advisable rather than reliance on standard retail mortgage products. Buyers should begin financing conversations well in advance of making formal offers to ensure clear visibility of available capital structure options.

How does this property compare in value and positioning to other freehold bungalows currently available in Holland Village and Peak Crest?

Holland Village's inventory of actively marketed freehold bungalows at any given time remains extremely limited—typically three to six listings across the entire precinct. Comparable properties currently on market or recently transacted have ranged from S$45 million to S$55 million for similar five-to-six bedroom configurations with land holdings between 20,000 and 30,000 square feet. This property sits at the realistic midpoint of that range, avoiding both significant discount positioning (which might suggest material defects) and premium asking prices (which can languish on market). Adjacent Peak Crest properties trade at comparable psf levels, though certain Peak Crest lots command slight premiums due to elevation and privacy perceptions—this Holland Village example trades at modest discount to Peak Crest neighbours, reflecting traditional preference for Holland Village's mixed-use amenities and established character. Buyers serious about premium freehold bungalows in this district should view this as a fairly priced entry point relative to the broader competitive set.

Are there preferred unit stacks, floor levels, or specific architectural features that offer enhanced value for this bungalow?

As a standalone Good Class Bungalow rather than a multi-unit development, the concept of 'unit stacks' or comparative floor levels does not apply. However, prospective purchasers should prioritise a detailed site inspection to assess orientation, natural lighting, and the relationship between internal spaces and outdoor grounds—southern or eastern-facing principal rooms typically command preferences in Singapore's equatorial climate, whilst proximity of private bedrooms to external gardens adds notable lifestyle value. The condition and maturity of landscaping, the quality and functionality of the outdoor entertaining spaces, and the suitability of the lot configuration for future enhancement or subdivision should all be carefully evaluated. Structurally, bungalows of this vintage frequently benefit from mature construction standards and heritage craftsmanship that may exceed contemporary building norms; prospective owners should engage a structural surveyor to confirm the building's condition and identify any deferred maintenance issues. The overall site topology and views—whether the lot enjoys elevation advantages or vistas of the surrounding neighbourhood—should factor into valuation perception and personal satisfaction with the acquisition.

What is the future supply pipeline for freehold residential property in the Holland Village district, and how might this affect long-term value?

Holland Village has been substantially built out for multiple decades, and the Urban Redevelopment Authority's planning framework designates the area for predominantly residential preservation rather than high-density mixed-use intensification. New residential supply within Holland Village itself is extremely limited—existing buildings tend to be either retained and maintained as freehold assets or gradually redeveloped in-situ, but not wholesale replaced with new subdivided units that might materially increase supply. The broader Tanglin planning zone similarly reflects a conservation-oriented approach favouring single-family and small-scale residential preservation over major commercial or condominium development. This structural scarcity of new supply provides genuine long-term support for capital values, as buyer demand for premium freehold residences will continue to encounter a constrained and declining pool of available assets. Competing demand from HNW individuals, executive families, and institutional investors will likely exceed the available supply, establishing a favourable backdrop for sustained price appreciation. Buyers should view this property with confidence that future supply constraints will underpin long-term value security.

5-Bed Good Class Bungalow, Holland Village, $50M | PropSG